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David Babakaiff
Written by David Babakaiff · Co-Founder, VanPlex | 25+ Years BC Construction Last reviewed: October 2026

El Monte | Parking, Setbacks and Height

El Monte, California Parking, Setbacks and Height: Spaces per Home, Yards, Floor Area, Lot Coverage and Height by Zone

The number of homes a zone allows is one limit on an El Monte lot. The parking spaces each home needs, the yards the building must leave open and the height it may reach decide what fits. These rules are in the zone chapters of Title 17 and in Chapter 17.70, all adopted on May 14, 2025. This page gives the figures zone by zone and the cases where they are reduced. The El Monte overview has the summary.

El Monte parking, setbacks and height in six facts

Parking for a House

Table 17.70-2 ties house parking to size. For the "First 2,000 sq. ft. or first 4 bedrooms" a house needs "2 spaces within a fully enclosed garage." Each additional 250 square feet or bedroom adds one space, "within a fully enclosed garage or open (9 ft. by 20 ft.) with up to 4 spaces total; open spaces may be tandem along a driveway." Tandem means one car parked behind another. The test is "Dwelling size or number of bedroom, whichever is stricter."

  • Garage size. Section 17.70.080 says "A 2-car garage shall have minimum interior dimensions of 20 ft. by 20 ft." Table 17.70-4 adds "All garages shall have an automatic garage door opener."
  • Carports. "Carports shall not be permitted for residential uses."
  • Driveways. One or two homes share "1 driveway, although a second driveway may be served by an alley." The driveway is at least 10 feet wide for one home, 12 feet for two to four and 15 feet for five or more, and no wider than 20 feet in the front yard.
  • Paving. "The paved area of the front yard and required street side yard, including driveways and walkways, shall not exceed 40%."
  • ADUs and SB 9 homes. An ADU needs one space and a junior ADU none; an urban dwelling needs "1 tandem open space." The ADUs and SB 9 page lists the exemptions.

Parking for Apartments

Home size or bedrooms R-2, R-3, R-4 C-1, C-2, C-3 MMU, UMU and Downtown, up to 35 per acre UMU and Downtown, above 35 per acre
Studio 1¾ 1½ 1 1
1 bedroom 2 1¾ 1½ 1
1,500 sq ft or 2 bedrooms 2¼ 2 2 1½
2,000 sq ft or 3 bedrooms 2½ 2¼ 2 2
2,500 sq ft or 4 or more bedrooms 3 2¾ 2¼ 2
Guest parking, 3 or more homes 1 per 4 homes 1 per 6 homes 1 per 6 homes 1 per 8 homes
Minimum guest parking 2 2 2 2

Source: El Monte Municipal Code Table 17.70-3 (Supplement 36 Update 1). Figures are spaces per home.

  • Enclosed spaces. "When less than 2 spaces are required, the unit shall have 1 enclosed/reserved space. When 2 or more spaces are required, the unit shall have 2 enclosed/reserved spaces."
  • Fractions. Fractions for guest parking and for spaces reserved to one home "shall be rounded up." Other fractions "of 0.5 or greater shall be rounded up."
  • A worked example. Four two-bedroom homes in R-3 need 4 times 2¼, which is 9 spaces, plus the guest minimum of 2, for 11 spaces (VanPlex arithmetic).
  • Affordable homes. Table 17.70-4 lowers the figure for very low and lower income homes to "1 space per unit" in projects of 10 or fewer and "½-space per unit, with a minimum of 10 parking spaces" in larger ones. Moderate income homes need 1½ spaces in the R zones and one in MMU and UMU. In a mixed project, "the reduced parking ratios shall only apply to the affordable units."
  • Senior housing. One space per home up to 20 homes, then half a space per home with a minimum of 20.
  • Tandem. In projects of three or more homes, up to 50 percent of the required spaces may be tandem, "provided the spaces tandem to each other are for the same unit."

When Parking Is Reduced or Not Required

  • Near transit. Section 17.70.070(F) says "Minimum parking requirements shall not be required for residential, commercial or other development project if the project is located within ½-mile of a Major Transit Stop." The rule "shall not apply to disabled parking requirements, electric vehicle charging space/station requirement and projects subject to Downtown Parking Credits." Government Code 65863.2 bars a minimum "if the project is located within one-half mile of public transit" and lets a city keep one only with written findings made within 30 days. Under Public Resources Code 21064.3 a major transit stop is "An existing rail or bus rapid transit station," a ferry terminal with bus or rail service, or the crossing of two or more major bus routes that run every 20 minutes or less in the peak commute periods.
  • Additions. Table 17.70-1 says that if an existing unit "is expanded up to 35% of its Gross Floor Area (GFA) or 400 sq. ft., whichever is greater, no additional on-site parking shall be required." Beyond that, "the entire property shall meet current parking requirements."
  • One added home. On a lot with one or more homes, "If 1 new unit is proposed," only "the required number of on-site parking spaces for the new unit shall be provided." With more than one new home, the whole property must meet current rules.
  • Existing shortfalls. "An existing use shall not be deemed nonconforming because on-site parking and/or loading facilities do not conform to the parking standards."
  • Density bonus projects. The lower state ratios are on the three or more homes page.
  • Car sharing. A project of 20 or more homes may count each car sharing space as five standard spaces with a minor use permit, up to a 20 percent reduction, or 40 percent in the Gateway plan and most of the Downtown plan.
  • Minor variance. Section 17.125.020 lets the Zoning Review Committee waive "up to twenty-five (25) percent of automobile parking space or ten (10) parking spaces, whichever is greater."

Yards, Height and Lot Coverage in the R Zones

A setback is the open distance a building must keep from a lot line, and the open strip is the yard. Lot coverage is the share of the lot under roof.

Standard R-1A R-1B R-1C R-2 and R-3 R-4
Height 2 stories, 30 ft 2 stories, 30 ft 1½ stories, 25 ft 2 stories, 30 ft 3 stories, 40 ft
Front yard, first story 20 ft 20 ft 20 ft 20 ft 20 ft
Street side yard, first story 10 ft 10 ft 10 ft 10 ft 10 ft
Interior side yard, first story 5 ft 5 ft 5 ft 5 ft 10 ft
Interior side yard, upper story 10 ft 10 ft Not applicable 10 ft 12 ft
Rear yard 10 ft 20 ft 20 ft on parcels under 100 ft deep; 35 ft on others 20 ft next to R-1; otherwise 10 ft 20 ft next to R-1; otherwise 10 ft
Lot coverage 35% 30% 30% 40% 45%

Sources: El Monte Municipal Code Table 17.20-2 and Table 17.24-2 (Supplement 36 Update 1). The R-2, R-3 and R-4 columns apply to lots with two or more homes; a single house there follows R-1A. In R-1A and R-1B the upper-story side figure is the first-story 5 feet plus the 5 feet the table adds.

  • Second stories. In R-1A and R-1B the second story sits "5 ft. additional from the 1 st story" at the front, street side and interior side. In R-2, R-3 and R-4 the upper story sits "An additional 5 ft. from the 1 st floor building wall line" at the front and street side.
  • Top plate. The top plate is the top of the wall framing, where the roof begins. Table 17.20-2 limits it to 14 feet for one story and 24 feet for two in R-1A and R-1B, and 18 feet in R-1C.
  • How height is measured. Section 17.12.060 says "Building height is measured from the average finished ground level of the site to the highest point of the structure."
  • Building length and spacing. In R-2 a wall may run 40 feet before an offset of 4 feet; the figure is 60 feet in R-3 and 80 feet in R-4. Buildings stand 8 feet apart in R-2 and 10 feet in R-3 and R-4, or 15 feet in R-4 where one building is over 30 feet high.
  • Projections. Under Section 17.60.130, eaves, bay windows and chimneys "may extend up to two (2) feet" into a required yard. A porch may project 2 feet into the front yard. On the closed end of a cul-de-sac "the front yard setback may be reduced five (5) feet."
  • Roof structures. In the multiple-family zones a stair or elevator housing may rise 10 feet above the limit if it covers no more than 20 percent of the roof. In the single-family zones nothing on the roof may exceed the height limit.
  • Fences. A solid front yard fence may be 4 feet tall, and fences elsewhere on the lot 6 feet. "For residential uses, chain link shall not be permitted." A project of three or more homes builds a 6-foot masonry wall on the rear and interior side lines.

Floor Area on a House Lot

Floor area ratio (FAR) is the floor area of all buildings divided by the lot area. In the three R-1 zones Table 17.20-2 sets it by lot size:

  • Lots of 8,000 square feet or less: 0.35. A 7,260 square foot lot allows 2,541 square feet (VanPlex arithmetic).
  • 8,001 to 12,000 square feet: "0.30 or 2,800 sq. ft., whichever is greater."
  • 12,001 to 20,000 square feet: "0.25 or 3,600 sq. ft., whichever is greater."
  • Over 20,000 square feet: "0.20 or 5,000 sq. ft., whichever is greater."

Section 17.12.060 defines what counts. Floor area is measured from the outside of the walls. "Any portion of a structure over seventeen (17) feet in height shall be counted twice," and a space with a ceiling under six feet is not counted. For houses and duplexes, "Up to six hundred fifty (650) square feet for enclosed parking per unit shall not be counted," along with 120 square feet for one storage structure. Lot coverage leaves out eaves that project two feet or less, patios at least half open to the sky, and open swimming pools. ADUs are counted toward both limits in the City text, and state law protects an ADU of 800 square feet from them.

The Corridor and Commercial Zones

  • MMU and UMU height. Table 17.30-2 allows "4 stories and 50 ft." In UMU, housing above 35 homes per acre may reach "4 stories and 60 ft."
  • MMU and UMU yards. The front and street side setback is "Min. 5 ft. and max. 15 ft.," so buildings stand close to the sidewalk. Interior side and rear setbacks are zero, rising to 10 feet beside an R-zoned lot and 20 feet at the rear where the neighbor is zoned R-1.
  • MMU and UMU coverage and open space. Lot coverage may reach 60 percent, or 75 percent in UMU above 35 homes per acre. A housing-only building needs 250 square feet of open space per home, or 200 at the higher density, and up to 75 percent of it may be balconies or decks.
  • Housing in C-1, C-2 and C-3. Table 17.40-3 sets "3 stories and 40 ft.," a 10-foot front yard with upper stories 5 feet further back, a 5-foot interior side yard (8 feet for upper stories), a rear yard of 10 feet or 20 feet next to R-1, and 45 percent lot coverage.
  • Height next to homes. Table 17.60-1 lowers the height of a taller building near a lower zone. Next to an R-1 or R-2 zone, a building set back less than 30 feet is limited to 30 feet, one set back 30 to 59 feet to 40 feet, and one set back 60 to 89 feet to 50 feet. Next to R-3 or R-4, a building set back less than 60 feet is limited to 40 feet.

Older Buildings and Ways to Vary a Standard

Many El Monte houses stand closer to a lot line than the 2025 code allows. Section 17.16.020 lets a building constructed before January 1, 2022 with a short yard be extended along that line within limits. At the front, the addition may not exceed 25 percent of the floor area and 20 feet in length, and "In no case shall the front yard setback be less than ten (10) feet." At the side, the limit is 50 percent or 30 feet, and the yard may not be less than three feet. At the rear it is 50 percent and 20 feet, with a yard of at least 10 feet for the main house. A home damaged by "an act of nature" up to 75 percent of its replacement value may be rebuilt as it was if work starts within 365 days.

A variance is permission to depart from a standard because of the shape, size or setting of one lot. Section 17.125.020 gives the smaller cases, called minor variances, to the Zoning Review Committee: yard setbacks, building separation, fences, landscaping and the parking waiver above. Under Section 17.10.050 the committee has three members and approves only "by the unanimous affirmative vote of all of the members." The 2026 fee schedule lists $1,020.75 for a minor variance on a single-family lot and $1,725.62 for two or more homes. Height and density in a residential zone are outside the minor variance list; a full variance goes to the Planning Commission at a fee of $1,725.62 for a single-family lot and $3,648.83 for other projects.

Where the Code Disagrees With Itself

  • Urban dwelling parking. Table 17.70-4 sends readers to "Section 17.100.100" for urban dwellings. That section is about affordable rents. The parking rule is in Section 17.110.110.
  • Major transit stop. Section 17.70.070 defines the stop by "Section 21155 of the California Public Resources Code." The ADU section of the same title cites Section 21064.3 for the stop and Section 21155 for transit corridors.
  • Commercial cross-reference. A note to Table 17.40-3 refers to "Section 16.60.130 of this title" for yard exceptions. The yard encroachment rules are in Section 17.60.130.

Best For

  • ✓ Lots within one-half mile of a major transit stop, where no minimum parking applies.
  • ✓ R-4 lots, with three stories, 40 feet and 45 percent lot coverage.
  • ✓ Adding one home to a lot that already has a house, where parking is needed for the new home only.

Usually Fails When

  • ✕ A four-home R-3 plan leaves out the 11 parking spaces the table requires.
  • ✕ A two-story house is drawn with the upper walls in line with the first story.
  • ✕ An apartment plan relies on carports, which are not permitted for residential uses.

What To Verify Before Spending Money

  • → Whether your lot is within one-half mile of a major transit stop, with the Planning Division.
  • → Lot depth and frontage, which set the R-1C rear yard and the density figure.
  • → Driveway width with the Los Angeles County Fire Department, which may ask for more.

Where to Go Next

Zoning Districts
How many homes each zone allows.
Three or More Homes
Floor area and open space for apartments.
Downtown and Gateway Plans
Heights up to 75 feet and parking credits.

Related on VanPlex: the El Monte overview, the California ADU law page and the duplex to fourplex guide.

Frequently Asked Questions

How many parking spaces does a house need in El Monte? +
An El Monte house needs two parking spaces in a fully enclosed garage for its first 2,000 square feet or first four bedrooms. Table 17.70-2 adds one space for each further 250 square feet or bedroom, up to four spaces in all. The added spaces may be open, 9 by 20 feet, and may be tandem along the driveway. Carports are not permitted for residential uses.
How much parking does an apartment need in El Monte? +
In El Monte's R-2, R-3 and R-4 zones a studio needs 1¾ spaces, a one-bedroom 2, a two-bedroom 2¼, a three-bedroom 2½ and a larger home 3. Projects of three or more homes add one guest space per four homes, with at least two. The ratios are lower in the commercial zones and in MMU and UMU, where a studio needs one space.
Is parking required near the El Monte transit stations? +
No minimum applies near a major transit stop. El Monte Section 17.70.070 says minimum parking requirements shall not be required for a residential, commercial or other project within one-half mile of a major transit stop, in line with Government Code 65863.2. The exemption does not cover disabled parking or electric vehicle charging space requirements.
What are the setbacks for a house in El Monte? +
In El Monte's R-1A zone a house needs a 20-foot front yard, a 10-foot street side yard, 5-foot interior side yards and a 10-foot rear yard. The second story must sit 5 feet further back on the front and sides. R-1B needs a 20-foot rear yard, and R-1C needs 35 feet at the rear on parcels 100 feet deep or more.
How tall can I build in El Monte? +
El Monte allows two stories and 30 feet in the R-1A, R-1B, R-2 and R-3 zones, 1½ stories and 25 feet in R-1C, and three stories and 40 feet in R-4. Housing in the commercial zones may reach three stories and 40 feet. The MMU corridor zone allows four stories and 50 feet, and UMU allows 60 feet for housing above 35 homes per acre.
What is the maximum house size on an El Monte lot? +
El Monte limits the floor area of all buildings on an R-1 lot to 0.35 of the lot area on lots of 8,000 square feet or less. A 7,260 square foot lot allows 2,541 square feet. Larger lots use 0.30, 0.25 or 0.20 with minimums of 2,800, 3,600 and 5,000 square feet. Up to 650 square feet of garage per home is not counted.
What is top plate height in El Monte? +
Top plate height is the height of the top of the wall framing, where the roof structure begins. El Monte limits it to 14 feet for a one-story house and 24 feet for a two-story house in R-1A and R-1B, and 18 feet in R-1C. In the Rurban Homesteads overlay the first-floor top plate may not exceed 12 feet in the front third of the building.
Do I need more parking if I add a room to my El Monte house? +
Not for a small addition. El Monte's Table 17.70-1 requires no added parking when an existing home is expanded by up to 35 percent of its floor area or 400 square feet, whichever is greater. A larger addition requires the whole property to meet current parking rules. The percentages are counted over a five-year period.
How tall can a fence be in El Monte? +
In El Monte's residential zones a solid fence, wall or hedge in the front yard may be 4 feet tall, or 5 feet if it is at least 50 percent open and made of decorative wrought iron with block pilasters. Elsewhere on the lot the limit is 6 feet. Projects of three or more homes must build a 6-foot masonry wall on the rear and interior side lot lines.
Can I get a reduced setback in El Monte? +
A minor variance can reduce a yard setback or building separation in El Monte. The Zoning Review Committee, made up of a Planning Commissioner, the Building Official and the Community Development Director, decides it, and all three must agree. The 2026 fee is $1,020.75 for a single-family lot and $1,725.62 for two or more homes. A full variance goes to the Planning Commission.

Official sources (checked October 2026)

El Monte Municipal Code, Section 17.10.050, planning authorities
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV1IN_CH17.10GERE_17.10.050PLAU
El Monte Municipal Code, Section 17.12.060, measurements and calculations
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV1IN_CH17.12RUME_17.12.060MECA
El Monte Municipal Code, Section 17.16.020, nonconforming buildings
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV1IN_CH17.16NOPR_17.16.020NOBUST
El Monte Municipal Code, Section 17.20.050, one-family standards
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV2REZODIOV_CH17.20OMIDWZODI_17.20.050DEST
El Monte Municipal Code, Section 17.22.040, Rurban Homesteads standards
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV2REZODIOV_CH17.22RUHOOVDI_17.22.040DEST
El Monte Municipal Code, Section 17.24.050, multiple-family standards
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV2REZODIOV_CH17.24MUMIDWZODI_17.24.050DEST
El Monte Municipal Code, Section 17.30.040, multiuse standards
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV3MUZODI_CH17.30MIURMUZODI_17.30.040DEST
El Monte Municipal Code, Section 17.40.040, commercial zone standards
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV4COMAZODI_CH17.40COZODI_17.40.040DEST
El Monte Municipal Code, Section 17.60.030, height exceptions and restrictions
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV6GEDEST_CH17.60GEDEST_17.60.030HEEXRE
El Monte Municipal Code, Section 17.60.130, yard encroachments
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV6GEDEST_CH17.60GEDEST_17.60.130YAEN
El Monte Municipal Code, Section 17.70.020, when parking rules apply
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV7PALARE_CH17.70PARE_17.70.020APTEPALOSP
El Monte Municipal Code, Section 17.70.040, residential parking
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV7PALARE_CH17.70PARE_17.70.040RETEPAREUS
El Monte Municipal Code, Section 17.70.070, parking reductions
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV7PALARE_CH17.70PARE_17.70.070PAREAD
El Monte Municipal Code, Section 17.70.080, parking and driveway design
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV7PALARE_CH17.70PARE_17.70.080PALOSPDRDEDEST
El Monte Municipal Code, Section 17.110.030, ADUs and junior ADUs
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV11REAPSPUS_CH17.110STSPREUS_17.110.030ACDWUNADJUAD
El Monte Municipal Code, Section 17.110.110, urban dwellings
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV11REAPSPUS_CH17.110STSPREUS_17.110.110URDW
El Monte Municipal Code, Section 17.125.020, variances and minor variances
https://library.municode.com/ca/el_monte/codes/code_of_ordinances?nodeId=TIT17ZO_DIV12APPE_CH17.125VAMIVA_17.125.020AP
City of El Monte, Planning Division fees effective July 1, 2026 (PDF)
https://www.ci.el-monte.ca.us/DocumentCenter/View/7797/2026-Fee-Schedule
Government Code 65863.2 (parking near public transit)
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=GOV&sectionNum=65863.2
Public Resources Code 21064.3 (major transit stop)
https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=PRC&sectionNum=21064.3
General information, not legal advice. California housing law changes every year, and each city adds its own rules on top of state law. Confirm current requirements with the city or county planning department, and with a California-licensed attorney or architect, before you buy land or file plans.

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